The Fair Share Report
41 Willow St
Ocean, NJ 08758
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $396,834 – $528,553, from 12 comparable Ocean sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Ocean assessments sit below market value — republished every October, applied town-wide. A $423,879 home should be assessed near $391,961.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $9,461 below what the ratio math suggests (2.4%).
Step 4 · The tax rate — same for every Ocean home
$0.713 Schools · 45% $0.339 County · 21% $0.526 Town · 33%
This home's own bill implies $1.513 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
67%105%
Paying about right
This home's ratio lands inside Ocean's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 51 OREGON AVENUE | 2026-05 | $375,500 | 1,640 | 81.4% |
| 10 GRAND BAY HARBOR | 2026-01 | $542,000 | 1,607 | 80.7% |
| 20 GRAND BAY HARBOR | 2025-12 | $565,000 | 1,607 | 77.2% |
| 26 GRAND BAY HARBOR | 2025-08 | $515,000 | 1,722 | 86.7% |
| 82 BONITA ROAD | 2025-07 | $369,000 | 1,510 | 98.5% |
| 5 NAVAJO DRIVE | 2025-09 | $477,500 | 1,798 | 74.2% |
| 28 SPRUCE STREET | 2026-01 | $431,600 | 1,692 | 106.0% |
| 59 ATLANTIC AVENUE | 2025-06 | $485,000 | 1,876 | 76.4% |
| 130 ADMIRAL WAY | 2025-12 | $850,000 | 1,836 | 75.0% |
| 407 SIXTH STREET | 2025-03 | $300,000 | 1,560 | 91.2% |
| 339 SEMINOLE AVENUE | 2025-10 | $325,000 | 1,548 | 100.6% |
| 10 ONEIDA AVENUE | 2025-07 | $450,000 | 1,740 | 77.9% |
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